BARNs AT SNITTERTON HALL, near MATLOCK STRUCTURAL INSPECTION

Commissioned by Snitterton Hall Estates

Report 18034-Y-RP-001-R0 18 October 2019 BARNES AT SNITTERTON HALL, near MATLOCK STRUCTURAL INSPECTION

CONTENTS

1 INTRODUCTION 2 BACKGROUND 3 INSPECTION FINDINGS 4 DISCUSSION 5 CONCLUSIONS 6 RECOMMENDATIONS 7 LIMITATIONS

APPENDIX A: OUTLINE SCHEDULE OF REPAIRS

ISSUE LOG FOR REPORT 18034-Y-RP-001

| Rev | Date | Description | Author | Checked | |-----|-----------------|---------------|--------|---------| | RO | 18 October 2019 | FIRST ISSUE | GFP | RP |

Issuing office Mason Clark Associates (York). Refer to final page for full office details. 1 INTRODUCTION

Mason Clark Associates (MCA) was commissioned by Snitterton Hall Estates, via Fisher German LLP, to carry out a structural inspection to barns at Snitterton Hall, Snitterton, near Matlock. Our brief was as follows:

- Site inspection.
- Provision of report / schedule of repairs.
- Allowance for location plan & key repair details to be read with schedule.

The Client is planning to convert the redundant barns into commercial / light-industrial / residential.

Mr G F Pegram, Chartered Engineer Accredited in Building Conservation, carried out the initial visual non-intrusive inspection on 3 October 2019. The weather was cool and dry.

The majority of the external perimeter could be accessed, with the exception of the west wall where shielded by the modern concrete shed. The internal spaces were all entered and the majority of roof spaces could be viewed (except as noted otherwise later in the report).

Digital photographs were taken and a selection is reproduced in this report. DESCRIPTION

The Heritage Impact Assessment notes that:

*Barns A and B are traditionally constructed solid wall agricultural buildings that appear to date from late 17th century/early 18th century. The barns are built around a courtyard with access to the surrounding fields.*

*Both barns were designed as agricultural buildings. ‘Barn B’ comprises part cattle housing with hay storage above to the southern section; with the northern section appearing to be designed for grain threshing and storage, indicated by the large doors opposite one another. Barn A appears to have designed for animal housing.*

*The barns are plain in their designs and have been designed to be functional as farm buildings. They are typical to the period in terms of construction and form.*

Barns A and B are not designated listed buildings, although these have been considered as being curtilage Listed.

*General aerial view of barns* References for Barns (as Heritage Impact Assessment) 3 INSPECTION FINDINGS

Key structural observations and defects are given in this section, which will be referenced back to the existing elevations and floor plans as annotated below.

In advance of intrusive investigations and trial holes, an estimate of repairs to hidden rafter feet and wall plates has been made.

The localised repairs and recommendations are summarised in Appendix A as an outline schedule. This should be developed in line with the proposed conversion works, following the intrusive investigations, into a full schedule of interventions. Existing ground floor plan / area & defect references Existing first floor plan / area & defect references | Ref | Photo | Location / description | |-----|-------|------------------------| | 3.1 | ![Photo](image1) | West elevation Barn B\
Wall mainly obscured by modern lean-to.\
Some slipped slates and split gutters. | | 3.2 | ![Photo](image2) | West elevation Barn B, north end\
Drop in level to lower yard area. | | 3.3 | ![Photo](image3) | West elevation Barn B, south end\
Large crack to left of quoins. Pointed relatively recently, but evidence of fresh movement (see also 3.35).

- Trial holes to confirm footing depth.
- Consider cintec anchors to corner. | | Ref | Photo | Location / description | |-----|-------|------------------------| | 3.4 | ![Image](image1.jpg) | Low abutting masonry retaining wall with open joints.
- Propose consolidation and packing with lime mortar, leaving weep holes. Trim vegetation. | | 3.5 | ![Image](image2.jpg) | South elevation Barn B\
  Elevation has been fully repointed.\
  Gable above window bows inwards.
- Consider external perimeter drain at base of wall. | | 3.6 | ![Image](image3.jpg) | General view, east elevation Barn B\
  Slight deflections to ridge line. Walls relatively plumb. | | Ref | Photo | Location / description | |-----|-------|------------------------| | 3.7 | ![General view, south elevation Barn A](image) | Ridges generally straight and walls relatively plumb. | | 3.8 | ![Barn B, east elevation, south end](image) | Evidence of minor re-pointing at upper level of wall. A few slipped slates. | | 3.9 | ![Barn B, east elevation, centre](image) | Slight deflections to ridge line. Repointing to RHS of arch and adjacent to lean-to. Arch masonry intact with no significant slippage. Slight bulging and repointing to LHS of arch. • Some re-pinning to stone faces may be required. | | Ref | Photo | Location / description | |-----|-------|------------------------| | 3.10 | ![Barn A, south elevation](image) | Barn A, south elevation\
  Uneven gutters. Downpipes to be checked.\
  In-situ concrete lintels above sliding doors. Concrete intact with no cracking. Heavy repointing around doors.
- Consider long-term spalling. Check covers.
- Cementitious mortar to be removed?
- Some minor stone consolidation to RHS corner adjacent to gulley. | | 3.11 | ![Barn A, east & north elevations](image) | Barn A, east & north elevations\
  East gable generally sound. Some loss of face to individual stone blocks.\
  North face needs repointing generally. Gutters to replace. Downpipe not connected, discharges onto yard.
- Allow for rebuilding top courses of stone behind shed (TBC following dismantling). | | 3.12 | ![Barn B, east elevation, north end](image) | Barn B, east elevation, north end\
  Some slipped slates. Infilled window opening.\
  Failing flashings between modern cladding and slate roof, and between higher roof gable and lower roof. | | Ref | Photo | Location / description | |-----|-------|------------------------| | 3.13 | ![Barn B, east elevation, north end](image) | Barn B, east elevation, north end\
  Upper quoin block cracked, where abuts modern barn.
- Allow for full repointing when concrete shed removed. | | 3.14 | ![North elevation Barn B](image) | North elevation Barn B\
  Surface corrosion to steel lintels to large openings. | | 3.15 | ![West elevation Barn B, centre](image) | West elevation Barn B, centre\
  Failed downpipe. Saturated stonework.\
  Modern external lintel to be repainted.\
  Bulging / voided masonry to LHS of opening.
- Intrusive investigation to check condition core.
- Allow for careful dismantling and rebuilding of wall. | 3.16 NO PHOTO

Barn A, cell 1

Concrete floor, rendered walls. Boarded ceiling.

- Remove boarding to allow condition of rafter feet and roof void to be checked.

3.17

Barn A, cell 2

Concrete floor, rendered walls to half height. 2no. raised collar trusses. Evidence insect attack to one truss end.

- Wire brush, prime and paint metalwork to trusses.
- Allowance for repairs Barn A:
  - Wall plate replace 33% south side, 66% north side.
  - One decayed purlin to replace.
  - Rafter feet expose. Allow 30% repairs.

3.18 NO PHOTO

Barn B, cell 3

Concrete floor, rendered walls, boarded ceiling. No significant defects noted.

3.19

Barn B, cell 4

Painted steel beams with surface corrosion. Floor joists estimated at 175mm depth.

- Allow for wire brushing, prime and painting to beams and to steel lintels to end wall. 3.20 Barn B, cell 4 Corrosion to steel lintels as above.

3.21 Barn B, cell 5 Modern blockwork wall between areas 4 and 5, 240mm thick (block plus render). External wall 600mm thick. 2no. collar tied trusses.

3.22 Barn B, cell 5 Decay to purlin end and rafters adjacent to main barn.

- Allow for replacement purlin and end rafters.
- Allow 50% rafter feet repairs to west elevation. 3.23

Barn B, cell 5

Decay to timber lintels to both window openings.

- Allow for careful propping and replacement lintels (material TBC dependant upon internal finishes and window replacement).

3.24

Barn B, cell 6 (first floor)

Boarded floor, above cells 3/4/5. Area to be converted to bat loft.

- Allow for removed diagonal braces to 2no. trusses to be replaced in two locations (ex 100 x 80mm) with traditional pegged joints.

3.25

Barn B, cell 6 (first floor)

- Replace rafters either side of roof lights (3no. pairs) ex 70 x 70mm.
- Allow to replace 2no. purlins between trusses, ex 90 x 230mm deep.
- Allow for timber treatment (but note environmental impact on bats to be considered).
- Generally allow for repairs to concealed wallplate and rafter feet (say 50%). 3.26 Barn B, cell 6 (first floor) – external gable

Embedded decayed timber in wall with stepped cracking above.

- Allow for careful cutting out and replacement of embedded timber with brick infill.
- Helibar stitching to crack above timber following removal of timber.

3.27 Barn B, cell 6 (first floor) – internal gable

Internal gable 460mm thick. Corrosion to exposed steel lintels.

- Allow for wire brush, prime and painting to exposed steelwork.

3.28 Barn B, outshoot, cell 7

Modern corrugated sheeting to roof. WC rendered with concrete floor. Purlins exposed to main cell, appeared damp.

- Allow for replacement roof timbers to this area, to suit new slated roof. 3.29 Barn B, cell 8 (ground) Frame with steps up to first floor cell 6. Inadequate handrail.
- Consider requirement for access and potential new handrails.

3.30 Barn B, cell 8 – east arched opening Wall estimated 600mm thick. Internal steel lintels behind original stone arch. Surface corrosion but no signs of movement above. Some voids to masonry adjacent to arch.

- Allow for wire brush, prime and painting to exposed steelwork.
- Allow for deep pointing to voids.

3.31 Barn B, cell 8 – west opening Voids to masonry adjacent to arch (refer also 3.15). Inner lintel has deflected and appears decayed. Wall above is bulging inwards.

- Recommend carefully dismantling down this section of wall, together with the section of wall to the north, rebuilding and replacing inner and outer lintels.
- Timber lintel to be assessed and potentially reused (with a new central lintel to support to wall core above). 3.32 Barn B, cell 8

Flags to be lifted and replaced to threshing floor area. Consider depth of limecrete in relation existing footings.

Steel beams support first floor, estimated 256 x 204 with 10mm flange. Joists 65 x 175mm deep at 450mm centres. 30mm tongue and grooved first floor.

- Allow for wire brush, prime and painting to exposed steelwork.

3.33 Barn B, cell 8

Decayed lintels to external openings (one section infilled with blockwork).

- Allow for replacement lintels.

3.34 Barn B, cell 9 (ground)

Concrete floor. 175mm deep joists to first floor above, span full width of cell. Inserted central timber posts and timber. Assumed intended as propping but not packed to underside of joists! First floor lively above. Slight separation of internal cross wall, between cells 8/9.

- Consider introducing new central beam and posts, packed up to joists.
- Locally consolidate / rebuild internal wall at junctions with perimeter walls. 3.35 Barn B, cell 9

South gable wall, cracking either side of infilled window. Large crack to west wall at junction, extends full height (see also 3.3 externally).

- Recommend helibar repair to cracking around window, following intrusive works to expose south gable footings.
- Potential for cintec repair to southwest corner.

3.36 Barn B, cell 10 (high level, junction with 6)

Remains of timber framing, built into cross wall and infilled with masonry. No evidence of significant movement or decay, but risk at west side where stonework voided (see also 3.15 / 3.31).

3.37 Barn B, cell 10 (first floor)

Two kingpost trusses. Decay to truss bearer embedded in wall. Modern collar ties inserted.

- Allow for replacement of missing brace.
- Carefully cut out decayed timber truss brace and replace. 3.38

Barn B, cell 10 (first floor)

Brick arched opening. Wall to be consolidated above. Service hole to be carefully infilled.

- Allow for helibar crack stitching either side of wall above arch.

3.39

Barn B, cell 11 (first floor)

Decayed and missing sections of flooring below former leaks. Floor lively due to long span of joists and no intermediate support (see 3.34).

3.40

Barn B, cell 11 (first floor)

One kingpost trusses. Assumed modern timbers and membrane. Shallow rafters with collar ties between every other pair. Slender purlins with intermediate corroded bar tie restraints. Decay to purlin and rafters around rooflight.

- Allow for replacement roof timbers to incorporate modern insulation / air gap.
- Include for replacement purlin section and rafters either side of light. 4 DISCUSSION

At this stage a non-intrusive visual inspection has been carried out. To complete the design and detailing, intrusive works will be required. In particular, these will include trial holes to determine existing wall footing depths and inspection of wall plates and rafter feet concealed behind mortar fillets. Given the proposed timescales for tendering, it may be advantageous to build these inspections into the building contract as an enabling works package.

Walls appeared to be generally plumb, with the exceptions noted in section 3. The cracking and past movement to the south gable to Barn B may be related to shallow footings and ground movement. Poor drainage may also be a contributing factor. We would recommend an investigation of the underground system generally, together with replacement of above ground rainwater goods. A perimeter drain along the south gable may also be of benefit.

A limecrete floor is proposed to Barn B. The internal levels step, and excavation for the limecrete should be considered in relation to proposed finish levels and existing footing depths, to avoid undermining the walls. At tender stage we are recommending that an internal concrete strip, set inboard of the internal wall face, be installed to prevent loss of existing ground below the walls as excavation for the limecrete proceeds. This could also act as a footing for new stud internal linings. The strips should be installed in a hit and miss sequence, to be determined once footing levels are confirmed.

The first floor joists to Barn B are generally deep. In cell 10, these bear on existing steel beams which need repainting but otherwise appear sound. An assessment of the proposed floor loads will need to be made, but we do not anticipate significant floor strengthening to this area. In cell 11, the joists would benefit from a stiffening beam, to replace the inadequate existing propping below.

Generally the roofs to Barn B will be stripped. Much of the timber structure appears to be modern construction of shallow depth. New rafters would be of benefit to accommodate current insulation and ventilation requirements. Careful local repairs can be made to kingpost trusses and purlins.

A number of lintels need replacement. The new materials should consider the proposed new internal finishes. Modern prestressed lintels may be appropriate if the lintels are to be concealed. Seasoned oak could be employed if these are to be exposed. 5 CONCLUSIONS

5.1 To date, a non-intrusive visual inspection has been carried out to Barns A and B, to the majority of their perimeters and internal spaces.

5.2 Masonry walls are generally in a reasonable condition given the age of the buildings.

5.3 A number of specific local defects have been noted. In particular, the south gable to Barn B, together with the stonework to the north side of the west central opening (photo 3.15) need further investigation and repair.

5.4 Timber joists, trusses and purlins appear generally in reasonable condition, with a series of defects due to localised water ingress.

5.5 Rafter feet and wall plates could not be inspected due to internal mortar fillets at eaves level.

5.6 The joists to the south section of Barn B span the full width of the building. These are lively under footfall and require additional support or strengthening to allow future long-term flexible use.

5.7 Shallow softwood rafter may need to be replaced with deeper sections to accommodate insulation and ventilation gaps to current standards.

5.8 The existing footing levels have not been established at this stage. Excavation for limecrete floors has the potential to undermine the walls.

5.9 Gutters and rainwater goods are in poor condition with a number of downpipes discharging directly onto the ground.

5.10 The condition of underground branch pipes and outfalls are unknown.

5.11 Barns A and B are suitable for conversion with careful intervention and repair. 6 RECOMMENDATIONS

6.1 Intrusive works are required to allow completion of the detailed schedule of repairs. In particular, these include:

i. Trial holes to confirm wall footing depths in relation to external ground levels and proposed internal finished floor levels. ii. Trial holes to confirm footings depths to the south gable of Barn B. iii. Opening up works to check condition of rafter feet and wallplates at intervals around the perimeter (these will be fully exposed when roof finishes are stripped). iv. Opening up works to confirm condition of corework to masonry adjacent to the central west doorway to Barn B.

Given the current programme, these intrusive works may be best specified as an enabling package to the main contract.

6.2 First floor joists in the south section to Barn B should be provided with intermediate props or strengthened to reduce deflections and enhance their imposed load capacity.

6.3 Cintec anchors may be required to effectively restrain the masonry to the southwest corner of Barn B.

6.4 At this stage, allow for concrete strip footings, inset from the inner face of masonry, to retain the soil at wall footing level when excavation is undertaken for the limecrete floors. Allow strips 450 x 600mm deep, cast in an agreed hit and miss sequence for the full perimeter of Barns A and B.

6.5 Localised timber, masonry and lintel repairs will be required as noted in section 3.

6.6 Metalwork staples to trusses, steel beams and lintels should be wire brushed, primed and painted to inhibit further corrosion.

6.7 It may be of benefit to replace shallow softwood rafters with deeper sections to allow insulation and ventilation gaps to current standards. 6.8 Gutters and rainwater goods should be replaced with suitable sections of appropriate capacity. Downpipes should be provided with gullies connected into the underground system.

6.9 Underground branch drains and pipework should be CCTV surveyed and repaired or replaced as necessary, with agreed outfalls and discharge rates. Blockages should be jetted and cleared.

Signed on behalf of Mason Clark Associates (York):

Gez Pegram\
BSc (Hons) CEng FICE MIstructE\
Director\
Engineer Accredited in Building Conservation 7 LIMITATIONS

7.1 Our inspection and report are concerned with the structural aspects of the building such as foundations, walls and floors. We have not concerned ourselves with the condition of items such as doors, windows, and other fittings; or items such as timber infestation / decay, dampness, and testing of services to the property, unless specified in the report.

7.2 Sampling and testing of materials is beyond the scope of this report.

7.3 We have not inspected woodwork or other parts of the structure which are covered, unexposed or inaccessible and we are therefore unable to report that any such part of the property is free from defect.

7.4 This report is applicable to the condition and state of the building at the time of inspection. The building may be subject to deterioration in the future and the opinions expressed in this report may need to be revised accordingly.

7.5 The report has been prepared for the client alone and no third party should rely on it. For the avoidance of doubt, the Contracts (Rights of Third Parties) Act 1999 shall not apply to this contract.

7.6 The above recommendations do not constitute a full list of works to be carried out, but refer to the main areas of work associated with structural aspects of the building, based on a visual inspection only and under the limitations of our inspection.

7.7 All building and construction works are covered by the requirements of the CDM regulations. Owners/Clients have legal responsibilities to engage persons and companies with appropriate level of skills knowledge and experience to ensure that the requirements of the CDM regulations are met. The works required will be covered by the CDM regulations 2015 and you should understand your obligations and act accordingly.

7.8 Unless specifically mentioned no comment is made in the report as to the presence of new or old mine workings or tunneling, heavy metals, chemical, biological, electromagnetic or radioactive contamination or pollution, or radon methane or other gases, underground services or structures, springs and water courses, sink holes or the like, noise or vibratory pollution, mould, asbestos and asbestos products. 7.9 The inspection and report will not include any liability in respect of Advice/Design in fire safety to the structure and/or any liability whatsoever in respect of any losses (whether direct or indirect) arising from combustibility of cladding in delivery of our Services. We shall not be liable for that part of any claim which relates to loss of profits, loss of use, loss of production, loss of contract, liquidated damages or for any cost of decamping or rehousing.

7.10 Possible deleterious materials have been noted during the survey. Any prospective purchaser should acquire specialist advice on the appropriate actions for dealing with these materials. In addition, we would highlight that, for all non-domestic properties and communal areas, any materials containing asbestos must be managed and or removed in accordance with the current Asbestos Regulations. We recommend that specialist report be undertaken to clearly identify these materials and management/removal requirements.

7.11 Short of the whole structure involved being dismantled, an appraisal can only ever be based on the areas investigated, in the belief they are representative. APPENDIX A OUTLINE SCHEDULE OF REPAIRS

Note, in advance of further intrusive works, these elements are a summary from section 3 of the main report.

| Ref | Location / description | |-----|------------------------| | 3.3 a | West elevation Barn B, south end | | 3.4 b | Propose consolidation and packing with lime mortar, leaving weep holes. Trim vegetation. | | 3.5 | South elevation Barn B | | 3.9 | Barn B, east elevation, centre | | 3.10 | Barn A, south elevation | | 3.11 | Barn A, east & north elevations | | 3.13 c | Barn B, east elevation, north end | | 3.15 d | West elevation Barn B, centre |

- Trial holes to confirm footing depth.
- Consider cintec anchors to corner.
- Consider external perimeter drain at base of wall.
- Some re-pinning to stone faces may be required.
- Consider long-term spalling. Check covers.
- Cementitious mortar to be removed?
- Some minor stone consolidation to RHS corner adjacent to gulley.
- Allow for rebuilding top courses of stone behind shed (TBC following dismantling).
- Allow for full repointing when concrete shed removed.
- Intrusive investigation to check condition core.
- Allow for careful dismantling and rebuilding of wall. | Ref | Location / description | |-----|------------------------| | 3.16 | Barn A, cell 1 | | | • Remove boarding to allow condition of rafter feet and roof void to be checked. | | 3.17 | Barn A, cell 2 | | | • Wire brush, prime and paint metalwork to trusses. | | | • Allowance for repairs Barn A: | | | o Wall plate replace 33% south side, 66% north side. | | | o One decayed purlin to replace. | | | o Rafter feet expose. Allow 30% repairs. | | 3.19 | Barn B, cell 4 | | | • Allow for wire brushing, prime and painting to beams and to steel lintels to end wall. | | 3.22 | Barn B, cell 5 | | | • Allow for replacement purlin and end rafters. | | | • Allow 50% rafter feet repairs to west elevation. | | 3.23 | Barn B, cell 5 | | | • Allow for careful propping and replacement lintels (material TBC dependant upon internal finishes and window replacement). | | 3.24 | Barn B, cell 6 (first floor) | | | • Allow for removed diagonal braces to 2no. trusses to be replaced in two locations (ex 100 x 80mm) with traditional pegged joints. | | 3.25 | Barn B, cell 6 (first floor) | | | • Replace rafters either side of roof lights (3no. pairs) ex 70 x 70mm. | | | • Allow to replace 2no. purlins between trusses, ex 90 x 230mm deep. | | | • Allow for timber treatment (but note environmental impact on bats to be considered). | | | • Generally allow for repairs to concealed wallplate and rafter feet (say 50%). | | Ref | Location / description | |-----|------------------------| | 3.26 | Barn B, cell 6 (first floor) – external gable | | g | • Allow for careful cutting out and replacement of embedded timber with brick infill.\
  • Helibar stitching to crack above timber following removal of timber. | | 3.27 | Barn B, cell 6 (first floor) – internal gable | | | • Allow for wire brush, prime and painting to exposed steelwork. | | 3.28 | Barn B, outshoot, cell 7 | | | • Allow for replacement roof timbers to this area, to suit new slated roof. | | 3.29 | Barn B, cell 8 (ground) | | | • Consider requirement for access and potential new handrails. | | 3.30 | Barn B, cell 8 – east arched opening | | | • Allow for wire brush, prime and painting to exposed steelwork.\
  • Allow for deep pointing to voids. | | 3.31 | Barn B, cell 8 – west opening | | h | • Recommend carefully dismantling down this section of wall, together with the section of wall to the north, rebuilding and replacing inner and outer lintels.\
  • Timber lintel to be assessed and potentially reused (with a new central lintel to support to wall core above). | | 3.32 | Barn B, cell 8 | | | • Allow for wire brush, prime and painting to exposed steelwork. | | 3.33 | Barn B, cell 8 | | j | • Allow for replacement lintels. | | Ref | Location / description | |-----|------------------------| | 3.34 | Barn B, cell 9 (ground) | | | • Consider introducing new central beam and posts, packed up to joists. | | | • Locally consolidate / rebuild internal wall at junctions with perimeter walls. | | 3.35 | Barn B, cell 9 | | a | • Recommend helibar repair to cracking around window, following intrusive works to expose south gable footings. | | | • Potential for cintec repair to southwest corner. | | 3.37 | Barn B, cell 10 (first floor) | | | • Allow for replacement of missing brace. | | | • Carefully cut out decayed timber truss brace and replace. | | 3.38 | Barn B, cell 10 (first floor) | | k | • Allow for helibar crack stitching either side of wall above arch. | | 3.40 | Barn B, cell 11 (first floor) | | m | • Allow for replacement roof timbers to incorporate modern insulation / air gap. | | | • Include for replacement purlin section and rafters either side of light. | | Hull (Registered Office) | Leeds | York | |-------------------------|-------|------| | Church House | Unit E | Partnership House | | 44 Newland Park | Millshaw Business Living | Monks Cross Drive | | Hull HU5 2DW | Global Avenue | Monks Cross | | 01482 345797 | Leeds LS11 8PR | York YO32 9GZ | | www.masonclark.co.uk | 0113 2779542 | 01904 438005 | | consultants@masonclark.co.uk | www.masonclark.co.uk | www.masonclark.co.uk |

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